411 Willcox St · Anahuac, TX 77514

$235,000

8 bd · 2.0 ba · 2,412 sqft · SingleFamily public records · 234 Days on market

Built 1924 9,374 sqft lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This remarkable property boasts a rich history, originally serving as the First Baptist Church of Anahuac. Currently transformed for small business use, it also presents an incredible opportunity to restore it into a stunning, elegant home. Featuring eight spacious bedrooms, this versatile property offers endless possibilities for customization and growth. Its historic charm, combined with updated electrical systems and mini-split AC/heat units in several rooms, ensures modern comfort while preserving its timeless appeal. Whether you choose to continue its commercial use or convert it back to a beautiful residence, this unique estate is a remarkable investment with a captivating past and promising future.

Key facts

• Small business use
• Historic charm
• Restore into a home

Tags

• SMALL BUSINESS USE
• RESTORE INTO A HOME
• UPDATED ELECTRICAL SYSTEMS
• MINI-SPLIT AC HEAT UNITS
• HISTORIC CHARM
• COMMERCIAL USE

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.9% in Anahuac — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#365 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Anahuac ISD (rural): math 41% / reading 41% proficiency, ranked #373 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anahuac El (math 31% / reading 25%, grade F, #2,740 of 4,322 statewide, top 64%, 713 students, 64% FRL); Anahuac Middle (math 52% / reading 46%, grade C-, #378 of 1,662 statewide, top 23%, 326 students, 61% FRL); Anahuac H S (math 37% / reading 62%, grade D, #509 of 1,632 statewide, top 34%, 454 students, 58% FRL).
• Market conditions: 145 active listings in the ZIP; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-23,671
• Equity at exit: $35,039

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,933
• Equity at exit: $20,319

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77514

• Home prices YoY: -23.3%
• Active inventory: 145
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$310 /mo · $3,717/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $226

Break-even live

Break-even rent $2,076

Max offer price $235,000

Occupancy floor 85%

Sensitivity live

Price	-10% $359	-5% $292	+0% $226	+5% $159	+10% $92
Rent	-10% $39	-5% $132	+0% $226	+5% $319	+10% $412
Rate	-1.0pp $344	-0.5pp $285	base $226	+0.5pp $165	+1.0pp $103

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $235,000 Active 234 DOM
2. 2026-06-18
   days on market $235,000 Active 231 DOM
3. 2026-06-17
   days on market $235,000 Active 230 DOM
4. 2026-06-16
   days on market $235,000 Active 229 DOM
5. 2026-06-15
   days on market $235,000 Active 228 DOM
6. 2026-06-13
   days on market $235,000 Active 226 DOM
7. 2026-06-09
   days on market $235,000 Active 222 DOM
8. 2026-06-08
   days on market $235,000 Active 221 DOM
9. 2026-06-07
   days on market $235,000 Active 220 DOM
10. 2026-06-04
    days on market $235,000 Active 217 DOM
11. 2026-06-03
    days on market $235,000 Active 216 DOM
12. 2026-06-02
    days on market $235,000 Active 215 DOM
13. 2026-06-01
    days on market $235,000 Active 214 DOM
14. 2026-05-31
    days on market $235,000 Active 213 DOM
15. 2026-01-22
    price $235,000 714-char remark

    Show marketing remark (714 chars)

    This remarkable property boasts a rich history, originally serving as the First Baptist Church of Anahuac. Currently transformed for small business use, it also presents an incredible opportunity to restore it into a stunning, elegant home. Featuring eight spacious bedrooms, this versatile property offers endless possibilities for customization and growth. Its historic charm, combined with updated electrical systems and mini-split AC/heat units in several rooms, ensures modern comfort while preserving its timeless appeal. Whether you choose to continue its commercial use or convert it back to a beautiful residence, this unique estate is a remarkable investment with a captivating past and promising future.

16. 2025-12-01
    price $265,000 714-char remark

    Show marketing remark (714 chars)

    This remarkable property boasts a rich history, originally serving as the First Baptist Church of Anahuac. Currently transformed for small business use, it also presents an incredible opportunity to restore it into a stunning, elegant home. Featuring eight spacious bedrooms, this versatile property offers endless possibilities for customization and growth. Its historic charm, combined with updated electrical systems and mini-split AC/heat units in several rooms, ensures modern comfort while preserving its timeless appeal. Whether you choose to continue its commercial use or convert it back to a beautiful residence, this unique estate is a remarkable investment with a captivating past and promising future.

17. 2025-10-30
    listed $275,000 Active 714-char remark

    Show marketing remark (714 chars)

    This remarkable property boasts a rich history, originally serving as the First Baptist Church of Anahuac. Currently transformed for small business use, it also presents an incredible opportunity to restore it into a stunning, elegant home. Featuring eight spacious bedrooms, this versatile property offers endless possibilities for customization and growth. Its historic charm, combined with updated electrical systems and mini-split AC/heat units in several rooms, ensures modern comfort while preserving its timeless appeal. Whether you choose to continue its commercial use or convert it back to a beautiful residence, this unique estate is a remarkable investment with a captivating past and promising future.

18. 2012-10-31
    historical
19. 2011-12-10
    listed $82,000
20. 2011-07-03
    historical
21. 2011-01-03
    listed $75,000
22. 2010-01-29
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,717 · $310/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$584/yr (+$49/mo · 15.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,337
• − Mortgage interest: −$13,164
• − Property taxes: −$3,717
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$6,836
• Taxable loss: −$1,089
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $2,967/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Anahuac ISD
• NCES district ID: 4808190
• Math proficiency: 41% ▼ -22.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $46,714
• Composite: 35.02/100
• National rank: #5043
• State rank: #373 of 826 in TX

Livability — Anahuac

• Score: 70/100
• State rank: #365
• US rank: #7791

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anahuac, TX
• Population (ZIP): 5,213

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 29% Two or more races 13% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 4% Slovak 2% Scandinavian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 23% Vietnamese 3%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.88%
• Current HPI: 203.8454
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+213.3% since first listed

8 events — show timeline

• 2026-01-22 Price Changed $235,000 HARMLS
• 2025-12-01 Price Changed $265,000 HARMLS
• 2025-10-30 Listed $275,000 HARMLS
• 2012-10-31 Listing Removed — HARMLS
• 2011-12-10 Listed $82,000 HARMLS
• 2011-07-03 Listing Removed — HARMLS
• 2011-01-03 Listed $75,000 HARMLS
• 2010-01-29 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,717 · +21.0% YoY. Source: county tax records.